CY44-24

Request of McDonald’s Corporation for a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new play place. The subject property is described the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition. (1921 Adams Street).
 

The applicant is McDonald's Corporation.

The applicant is requesting a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new playplace in the Highway Gateway Overlay District.

The subject property is described as the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition (1921 Adams Street).

The property is currently the location of McDonald's Restaurant.

The property is zoned B-3, Highway Commercial District.

There are no known environmentally sensitive areas on the property.

The applicant is requesting a certificate of design compliance for an approximately 832 square foot addition on the western side of the existing structure to allow for a new PlayPlace in the Highway Gateway Overlay District. The subject property is described as the eastern 27.5’ of Lot 2, and all of Lot 1, Block 1, Menard Addition. (1921 Adams Street). The subject property is located in the B-3, Highway Commercial District. 

The property is located in the Highway Gateway District and requires a Certificate of Design Compliance. As with other construction in the Highway Gateway Overlay District, the expansion or exterior alteration of existing buildings requires a Certificate of Design Compliance to ensure that all construction activities within the District will enhance the visual and aesthetic character of the Gateways in accordance with the Urban Design Guidelines adopted as part of the City’s Land Use Plan. The Highway Gateway Overlay District is intended to promote high quality design in Mankato’s major entryways into the City. The design features and standards are intended to create a positive first impression upon entering the City, and to establish an image and character that is uniquely Mankato. The exterior work will be under 500,000 dollars, per Mankato City Code, this project is only required to be reviewed by the Planning Commission and will not need to be brought before the City Council for review. 

A previous certificate of design compliance was approved in 2018 for facade and drive-through improvements. 

The proposal includes an approximately 26’ x 32’ addition on the westerly side of the existing McDonald's restaurant structure and is intended to be used for an indoor PlayPlace. The proposed PlayPlace addition includes two exterior doorways, one to the parking area south of the building and one on the north side of the building facing westward, which creates one additional opening/entrance in the structure. The proposed addition increases the height of the building, but does not create additional floors. 

Interior modifications will be made in tandem with the proposed addition, but are not subject to review with this certificate of design compliance. 

Exterior finishes of the new addition are proposed to be similar to the existing finishes that were approved through a different certificate of design compliance in 2018. These finishes include: gray and tan colored "Exterior Finish System" (EIFS), which has a stucco-like look, a metal panel similar to what is currently used on the existing structure in a "cityscape" color, an aluminum trellis in both gray and white, gray colored split face block veneer with a matching sill cap, metal underscores in gold, and large areas of tempered glass. 

Exterior elevations show recessed down light fixtures with white and yellow coloring as well as a radial sconce light fixture, and a number of accent lighting features. The narrative provided states that the applicant does not believe site lighting will change as a result of the building addition. All new exterior light fixtures will be required to be full cut-off, fully shielded fixtures that shall meet City Code Section 10.89.

The proposed addition is occurring in the B-3, Highway Commercial District. The proposed addition does not extend any further north (front yard setback), south (rear yard setback), or east (side yard setback) than the existing conforming building line. As the proposed addition would occur along the western side of the existing building, the 6' side yard building setback. Submitted plans do not show the exact distance between the westernmost building line and the property line, but based on measurements provided, we can infer a minimum of a 6 to 10' setback from the property line. Proposed plans appear to conform to all building setbacks. Based on provided materials, a number of existing parking stalls for McDonald's have been constructed within the parking setback and/or off-premises. With the proposed addition, two parking stalls will be identified as reserved parking, but others will remain as is. Due to the encroachment, an agreement must be made with the adjacent property owner in order to utilize these stalls, if one does not already exist. 

If a preexisting shared parking and signage agreement already exists between McDonald's and the adjacent property to the west, the applicant will be asked to verify that the agreement allows for any proposed site modification that are shown to occur in areas covered by the agreement to occur. If no agreements exist, the applicant will be asked to work with the adjacent property owner on a shared access agreement and signage agreement for any modifications to off-premise signage. 

Proposed plans show updated signage. Any approval of the proposed certificate of design compliance does not include approval of the proposed signage. All updated or new signage shall require separate sign permits prior to fabrication or installation. All signage, both permanent and temporary, shall adhere to Mankato City Code Section 10.87.

Bicycle parking that would be removed or relocated as part of the proposed addition shall be replaced or maintained on the subject property in order to retain bicycle parking requirements per Mankato City Code. 

Parking for the restaurant will be modified to account for the removal of two accessible parking stalls to the west of the existing building. This modification will occur along the southwest parking area. Submitted plans show replacement of the removed accessible parking stalls by converting four of the existing standard parking stalls into three accessible stalls and modifying those spaces identified as accessible. The applicant shows a reduction in the number of total parking stalls provided on site, reducing the number of total parking stalls from 72 stalls to 69 stalls. Despite a reduction in the number of available parking stalls, and concerns with drive-through queuing lines blocking full access to parking stalls, the property still provides well over the number of required parking stalls (35 stalls) for this particular use. 

Proposed plans show additional landscaping along the Adams Street and Haefner Drive frontages to provide additional screening along the property lines. Plans show 37 juniper shrubs congregated in groupings between the drive-through and adjacent roadways. In the 2018 certificate of design compliance, the applicant noted some limitations to the existing development due to the presence of existing utility lines and the width of green spaces, which causes some constraints to landscaping along Adams Street and Haefner Drive.